South Surrey market snapshot (as of September 2026)
The Fraser Valley Real Estate Board (FVREB) reports South Surrey and the City of White Rock as one combined area. These are its August 2026 figures, released September 2, 2026. They're the latest published numbers as of late September.
| South Surrey & White Rock |
MLS® HPI benchmark price |
vs. July 2026 |
vs. August 2025 |
Sales, Aug 2026 (Aug 2025) |
Active listings, end of Aug |
| Detached |
$1,649,200 |
+0.1% |
−7.5% |
48 (36) |
616 |
| Townhouse |
$820,300 |
−1.7% |
−11.1% |
33 (34) |
280 |
| Apartment/condo |
$550,800 |
+0.7% |
−6.2% |
52 (41) |
321 |
| All types (composite) |
$1,010,000 |
−0.1% |
−7.2% |
— |
— |
Source: FVREB August 2026 statistics package.
How to read this:
- A benchmark isn't an average or a median. It's the MLS® Home Price Index estimate for a "typical" home of that type. Individual homes sell well above and below it.
- Supply compared with sales. Dividing August sales by active listings gives about 8% for detached homes, 12% for townhouses and 16% for condos (my calculation from the FVREB figures). The FVREB package notes that BCREA treats 12–20% as a balanced market. On that measure, detached homes were in buyer's-market territory in August, townhouses were at the bottom of the balanced range and condos were inside it. One month is a small sample, so I watch the trend, not a single reading.
- Board-wide context. Across the whole Fraser Valley in August, detached homes and condos averaged 45 days to sell and townhomes 37, with a sales-to-active ratio of 10%. These are Fraser Valley figures, not South Surrey ones.
What South Surrey's housing looks like
In the City of Surrey's 2021 census profile, South Surrey (which excludes White Rock) had 88,445 residents and 34,435 homes:
- 49% single-family homes (17,050)
- 34% row and townhouses (11,610)
- 16% low-rise apartments (5,545)
- 0.7% high-rise apartments (230)
80% of residents owned their home. The population grew 15% between 2016 and 2021. (City of Surrey, South Surrey Community Profile)
Each part of South Surrey was built under a different plan, and that shows in the housing:
- Grandview Heights has been planned since the City approved its General Land Use Plan in 2005. It covers about 1,050 ha between 16 and 28 Avenue. Urban development there follows the neighbourhood plans approved from 2005 onward. Detached homes sold in the Grandview Surrey MLS® sub-area over the past year had a median year built of 2018 (source below). (City of Surrey)
- Rosemary Heights (MLS® sub-area "Morgan Creek") was planned through the 1990s. The City approved its neighbourhood plans in 1996, 1997 and 2000, and describes the area as largely built out. (City of Surrey)
- Crescent Beach's 1999 land use plan focuses on keeping its "semi-rural seaside village character." (City of Surrey)
- Semiahmoo Town Centre (16 to 24 Avenue, around 152 Street) has a 30-year plan, approved in 2022 and updated on July 27, 2026 to align with King George Boulevard Bus Rapid Transit. (City of Surrey)
- Ocean Park and Sunnyside. Ocean Park is mainly detached homes, with some condos and townhomes. Past detached sales, Oct 1, 2025 to Sep 29, 2026:
- MLS® sub-area F53 "Crescent Bch Ocean Pk." (Crescent Beach and Ocean Park): 104 sales, median year built 1985–86, median lot 8,029 sq ft (102 with a lot size recorded).
- MLS® sub-area F52 "Sunnyside Park Surrey", houses only: 48 sales, median year built 1985–86, median lot 7,237 sq ft.
- Source: Fraser Valley Real Estate Board MLS® data via Paragon, sold Oct 1 2025 to Sep 29 2026, pulled Sep 29 2026. Closed sales only; recent months are thin in this data. These describe past sales, not a forecast, and market data changes monthly.
Price bands and the benchmarks
Individual homes sell above and below these benchmarks:
Secondary schools serving South Surrey
The Surrey School District (SD 36) serves South Surrey and White Rock. The address examples below come from its School Locator on September 29, 2026. Catchments change, so check the specific address.
| Secondary school |
Address |
Examples of addresses it serves (locator, Sept 2026) |
| Earl Marriott |
15751 16 Ave |
2206–2390 152 St; 1864–1980 165A St; 15877–15993 Roper Ave (White Rock) |
| Semiahmoo Secondary |
1785 148 St |
1630–1788 140 St; 1400–1492 Johnston Rd (White Rock) |
| Elgin Park Secondary |
13484 24 Ave |
Crescent Beach (Beecher St); 1611–1787 128 St; 13438–13530 24 Ave |
| Grandview Heights |
16987 25 Ave |
2440–2738 164 St; 3225–3355 Morgan Creek Way; 15850–15858 24 Ave |
To check an address, use the Surrey Schools School Locator. The locator itself says the district has the final word on catchments. For elementary schools by area, see my South Surrey schools guide.
South Surrey buyer FAQ
Is White Rock part of South Surrey? No. White Rock is a separate city with its own council. It shares the Surrey School District, and FVREB groups the two into one statistics area. See White Rock homes for sale.
What does a typical detached house cost in South Surrey right now? FVREB's August 2026 detached benchmark for South Surrey & White Rock was $1,649,200, down 7.5% from a year earlier. Specific homes vary widely around that figure.
Is South Surrey a buyer's or seller's market? In August 2026, FVREB described the Fraser Valley as a buyer's market (a 10% sales-to-active ratio). In South Surrey, detached homes had the most supply relative to sales, and condos had the least. See the snapshot above.
Can I run a short-term rental in a South Surrey home? Only in limited cases. Surrey requires the owner to live on the property as their principal residence, doesn't allow tenants to host, and requires a business licence ($358 a year). (City of Surrey)
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.